11142 Green Lake Dr #202 · Golf, FL 33437

$235,000

2 bd · 2.0 ba · 1,380 sqft · Condo public records · 62 Days on market

Built 1979 $688/mo HOA · 23% of rent

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.5/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• DSCR +4.8/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BEAUTIFULLY MAINTAINED HOME, EVERYTHING IN EXCELLENT WORKING ORDER, ALL FLOORING IN EXCELLENT CONDITION, TRULY MOVE IN CONDITION, ROMAN TUB IN MASTER BATH, 2 OVENS WITH RANGE

Key facts

• Tranquil lake
• New ac unit
• Glass enclosed patio

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM VANITIES
• GLASS ENCLOSED PATIO
• TRANQUIL LAKE
• NEW AC UNIT
• NEW WATER HEATER

Property features AI

Finance

• Other: Pets not allowed; No land lease
• HOA & community: Association: Indian Springs; Association amenities include pool, cabana, management with manager on site; HOA fee paid monthly (amount listed in records); HOA fee includes cable TV, insurance, grounds maintenance, common areas, common real estate tax, and recreation facility; Senior community

Exterior

• Parking: Assigned open asphalt parking; Guest parking; 1 open parking space (total 1)
• Security: Gated community with guard; Security guard; Security gate; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Condominium; Two levels; Entry on level 2; Faces west
• Construction: Stucco and CBS construction; Mansard/other roof; Built as part of a multi-story building (2 stories total)
• Exterior features: Paved road; Private maintained road; Waterfront (no waterfront features listed)

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater (owned)
• Bedrooms: 2 bedrooms on main level
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s); Individual central units
• Interior features: Built-in features; Entrance foyer; Walk-in closet(s); Split bedroom layout; Furnished
• Laundry & utility: Washer hookup in unit; Electric dryer hookup; Laundry in hall on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#703 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Palm Beach (suburban): math 46% / reading 53% proficiency, ranked #34 of 73 in FL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hagen Road Elementary School (math 55% / reading 63%, grade B-, #722 of 2,144 statewide, top 34%, 773 students, 46% FRL); Carver Middle School (math 22% / reading 34%, grade F, #486 of 571 statewide, top 86%, 732 students, 73% FRL); Boynton Beach Community High (math 13% / reading 25%, grade F, #565 of 667 statewide, top 85%, 1,547 students, 65% FRL).
• Zoned-school proficiency averages 35% at this address vs 50% district-wide (-14 pts) — the specific schools serving this property underperform the Palm Beach average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.3%/yr); 489 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,974 units permitted in Palm Beach County in 2024 (1,012 in 5+ unit buildings).
• This rent runs 44% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-568 appreciation (-0.2% local appreciation)).
• Palm Beach County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y ago; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $235k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.24% appreciation · 1.28% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.88×
• Total profit: $-8,020
• Equity at exit: $65,410

10-year hold

• IRR: 1.6%
• Equity multiple: 1.16×
• Total profit: $10,424
• Equity at exit: $76,405

Cash invested: $65,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33437

• Home prices YoY: -0.1%
• Rents YoY: 1.3%
• Active inventory: 489
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,991 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$248 /mo · $2,973/yr
• Insurance: −$98
• HOA: −$688
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $97

Break-even live

Break-even rent $2,868

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $230	-5% $163	+0% $97	+5% $30	+10% $-36
Rent	-10% $-140	-5% $-21	+0% $97	+5% $215	+10% $333
Rate	-1.0pp $215	-0.5pp $156	base $97	+0.5pp $36	+1.0pp $-26

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11230 Green Lake Dr #204 Boynton Beach, FL	3.0	2.0	1549	$3,000	$1.94	13d	1	0.10mi
11234 Green Lake Dr #102 Boynton Beach, FL	2.0	2.0	1196	$2,200	$1.84	26d	1	0.15mi
11282 Green Lake Dr #204 Boynton Beach, FL	2.0	2.0	1196	$3,750	$3.14	26d	1	0.19mi
6446 Aspen Glen Cir Boynton Beach, FL	3.0	2.0	1800	$3,800	$2.11	22d	1	0.33mi
6446 Aspen Glen Cir Unit 6446 Boynton Beach, FL	3.0	2.0	1800	$4,000	$2.22	26d	1	0.33mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1782	$3,800	$2.13	26d	1	0.42mi
10921 Royal Caribbean Cir Boynton Beach, FL	3.0	2.0	1762	$3,800	$2.16	5d	1	0.42mi
11115 Oakdale Rd Boynton Beach, FL	3.0	2.0	1713	$4,200	$2.45	26d	1	0.50mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$3,000	$2.03	1d	1	0.53mi
5570 Piping Rock Dr Boynton Beach, FL	2.0	2.0	1478	$2,850	$1.93	26d	1	0.53mi
10596 Sunset Isles Ct Boynton Beach, FL	3.0	2.0	1769	$4,500	$2.54	26d	1	0.55mi
6396 Park Lake Cir Boynton Beach, FL	3.0	2.5	1422	$2,950	$2.07	16d	1	0.75mi
10624 Tropic Palm Ave #202 Boynton Beach, FL	3.0	2.0	1385	$2,550	$1.84	26d	1	0.76mi
10592 Tropic Palm Ave #202 Boynton Beach, FL	2.0	2.0	1385	$2,450	$1.77	26d	1	0.80mi
5750 Fairway Park Ct #101 Boynton Beach, FL	3.0	2.0	1426	$1,850	$1.30	26d	1	0.84mi
10390 Utopia Cir E Unit E Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	4d	1	0.90mi
10390 Utopia Cir E Unit 10390 Boynton Beach, FL	3.0	2.0	1845	$4,200	$2.28	26d	1	0.90mi
6037 Rossmoor Lakes Ct Boynton Beach, FL	3.0	2.0	1617	$4,700	$2.91	26d	1	0.91mi
11211 S Military Trl Boynton Beach, FL	1.0–3.0	1.0–2.0	1033	$2,238	$2.17	0d	31	0.92mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,750	$2.44	17d	1	0.96mi
5734 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,600	$2.31	5d	1	0.96mi
5694 Northpointe Ln Boynton Beach, FL	2.0	2.0	1125	$2,825	$2.51	9d	1	0.98mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.0	1163	$3,000	$2.58	4d	1	0.99mi
5675 Northpointe Ln Boynton Beach, FL	2.0	2.5	1163	$2,950	$2.54	26d	1	0.99mi
12118 Country Greens Blvd Boynton Beach, FL	3.0	2.0	1566	$3,000	$1.92	12d	1	1.04mi
5895 Autumn Lake Ln Unit A Boynton Beach, FL	3.0	2.0	1469	$2,600	$1.77	26d	1	1.06mi
10187 Mangrove Dr #104 Boynton Beach, FL	2.0	2.0	1260	$2,350	$1.87	26d	1	1.08mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$3,000	$2.39	26d	1	1.09mi
10056 Boynton Place Cir Boynton Beach, FL	3.0	2.0	1253	$2,950	$2.35	3d	1	1.09mi
5217 Cedar Lake Rd Boynton Beach, FL	1.0–3.0	1.0–2.0	1030	$2,266	$2.20	3d	51	1.10mi
10492 Boynton Place Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1017	$2,311	$2.27	1d	19	1.17mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,394	$2.39	4d	1	1.18mi
5020 Ashley Lake Dr Boynton Beach, FL	2.0	2.0	1002	$2,346	$2.34	15d	1	1.18mi
12299 Forest Greens Dr Boynton Beach, FL	2.0	2.0	1310	$2,450	$1.87	19d	1	1.19mi
9926 Watermill Cir Unit F Boynton Beach, FL	3.0	2.0	1471	$2,400	$1.63	26d	1	1.24mi
12390 Summer Springs Dr Boynton Beach, FL	3.0	2.0	1861	$3,300	$1.77	26d	1	1.26mi
4944 Equestrian Cir Unit A Boynton Beach, FL	2.0	2.0	1400	$2,500	$1.79	9d	1	1.26mi
10206 Stonehenge Cir Boynton Beach, FL	1.0–3.0	1.0–2.0	1054	$2,280	$2.16	1d	12	1.30mi
4907 Boxwood Cir Boynton Beach, FL	3.0	2.0	1731	$2,900	$1.68	26d	1	1.31mi
5335 Vernio Ln Boynton Beach, FL	3.0	2.0	1798	$3,700	$2.06	26d	1	1.44mi

HOA detail condo

• Monthly dues: $688 · $8,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $235,000 Active 62 DOM
2. 2026-06-18
   days on market $235,000 Active 59 DOM
3. 2026-06-17
   days on market $235,000 Active 58 DOM
4. 2026-06-16
   days on market $235,000 Active 57 DOM
5. 2026-06-15
   days on market $235,000 Active 56 DOM
6. 2026-06-13
   days on market $235,000 Active 54 DOM
7. 2026-06-09
   days on market $235,000 Active 50 DOM
8. 2026-06-08
   days on market $235,000 Active 49 DOM
9. 2026-06-07
   days on market $235,000 Active 48 DOM
10. 2026-06-04
    days on market $235,000 Active 45 DOM
11. 2026-06-03
    days on market $235,000 Active 44 DOM
12. 2026-06-02
    days on market $235,000 Active 43 DOM
13. 2026-06-02
    price $235,000 Active 42 DOM
14. 2026-06-01
    days on market $269,000 Active 42 DOM
15. 2026-05-31
    days on market $269,000 Active 41 DOM
16. 2026-04-20
    listed $269,000 Active
17. 2025-02-14
    historical $3,200
18. 2024-11-22
    price $3,200
19. 2024-11-12
    price $3,500
20. 2024-10-02
    price $3,800
21. 2024-08-28
    price $4,200
22. 2024-05-23
    listed $4,500
23. 2001-12-03
    soldstatus $67,000
24. 2001-11-30
    soldstatus $67,000 174-char remark

    Show marketing remark (174 chars)

    BEAUTIFULLY MAINTAINED HOME, EVERYTHING IN EXCELLENT WORKING ORDER, ALL FLOORING IN EXCELLENT CONDITION, TRULY MOVE IN CONDITION, ROMAN TUB IN MASTER BATH, 2 OVENS WITH RANGE

25. 2001-10-15
    historical 174-char remark

    Show marketing remark (174 chars)

    BEAUTIFULLY MAINTAINED HOME, EVERYTHING IN EXCELLENT WORKING ORDER, ALL FLOORING IN EXCELLENT CONDITION, TRULY MOVE IN CONDITION, ROMAN TUB IN MASTER BATH, 2 OVENS WITH RANGE

26. 2001-04-24
    listed $72,000 174-char remark

    Show marketing remark (174 chars)

    BEAUTIFULLY MAINTAINED HOME, EVERYTHING IN EXCELLENT WORKING ORDER, ALL FLOORING IN EXCELLENT CONDITION, TRULY MOVE IN CONDITION, ROMAN TUB IN MASTER BATH, 2 OVENS WITH RANGE

27. 2000-02-17
    historical
28. 1999-12-09
    listed $65,900
29. 1994-06-10
    soldstatus $65,000
30. 1990-06-15
    soldstatus $64,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,973 · $248/mo
• Projected year-2 tax: $2,973 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,889
• − Mortgage interest: −$13,164
• − Property taxes: −$2,973
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,871
• − Management: −$2,871
• − HOA: −$8,256
• − Depreciation: −$6,836
• Taxable loss: −$2,256
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,702/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Beach
• NCES district ID: 1201500
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 53% ▼ -4.00%
• Median HH income: $53,943
• Composite: 42.72/100
• National rank: #3160
• State rank: #34 of 73 in FL

Livability — Golf

• Score: 63/100
• State rank: #703
• US rank: #14941

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Palm Beach County · 1,438,312 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,229
• Household income: $80,710
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 902.0

Population outlook (Palm Beach County) Hauer SSP2

• Today (2025): 1,637,487 people
• By 2030: 1,743,255 · +6.5%
• By 2040: 1,948,712 · +19.0%
• By 2050: 2,132,979 · +30.3%
• By 2075: 2,530,027 · +54.5%
• By 2100: 2,706,979 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Two or more races 13% Hispanic / Latino 12% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 1% Dominican 1%
• Common ancestry: Scotch-Irish 8% Romanian 8% Hispanic 6%
• Foreign-born: 18% · Canada, Jamaica, Vietnam
• Languages at home: 78% English-only · Spanish 10% French/Haitian/Cajun 6% Other Indo-European 2%

Political lean MEDSL · Palm Beach

• 2024 margin: Toss-up / Even · D 50.0% · R 49.2%
• 2008→2024 swing: -22.1pp toward R · 2008: 22.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+12.8 2016: D+15.3 2012: D+17.0 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.24%
• Current HPI: 257.5891
• Rent YoY: ▲ 1.28%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+320.3% since first listed

15 events — show timeline

• 2026-04-20 Listed $269,000 Beaches MLS
• 2025-02-14 Rental Removed $3,200 GFLMLS
• 2024-11-22 Price Changed $3,200 GFLMLS
• 2024-11-12 Price Changed $3,500 GFLMLS
• 2024-10-02 Price Changed $3,800 GFLMLS
• 2024-08-28 Price Changed $4,200 GFLMLS
• 2024-05-23 Listed for Rent $4,500 GFLMLS
• 2001-12-03 Sold (Public Records) $67,000 Public Records
• 2001-11-30 Sold (MLS) $67,000 Beaches MLS
• 2001-10-15 Listing Removed — Beaches MLS
• 2001-04-24 Listed $72,000 Beaches MLS
• 2000-02-17 Listing Removed — Beaches MLS
• 1999-12-09 Listed $65,900 Beaches MLS
• 1994-06-10 Sold (Public Records) $65,000 Public Records
• 1990-06-15 Sold (Public Records) $64,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,973 · -16.1% YoY. Source: county tax records.